| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 31st | Poor |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11642 Carmenita Rd, Whittier, CA, 90605, US |
| Region / Metro | Whittier |
| Year of Construction | 1982 |
| Units | 45 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11642 Carmenita Rd, Whittier CA Multifamily Investment
Neighborhood occupancy remains resilient and renter demand is reinforced by a high-cost ownership market, according to WDSuite s commercial real estate analysis. Focus is on consistent leasing fundamentals at the neighborhood level rather than property-specific performance.
Positioned in Whittier s Urban Core, the property benefits from neighborhood fundamentals that favor stabilized tenancy. The area s occupancy rate sits above the metro median (ranked 697 of 1,441 Los Angeles neighborhoods) and is within the top quartile nationally, based on CRE market data from WDSuite. A meaningful share of housing units are renter-occupied (around mid-40s%), indicating a sizable tenant base that supports demand depth for a 45-unit asset.
Amenity access is mixed but serviceable for daily needs: restaurants and cafes benchmark well against national peers (both competitive in the higher national percentiles), while parks show solid availability. By contrast, childcare and pharmacy density under-index locally, which may modestly affect convenience for some residents. Investors should view the amenity profile as adequate for workforce-oriented renters rather than a luxury-driven draw.
Home values in the neighborhood rank among the higher brackets nationally, and the value-to-income ratio sits in the upper percentiles, signaling a high-cost ownership market. For multifamily, this typically sustains renter reliance on apartments and can aid retention and pricing power, provided rent-to-income remains manageable. Neighborhood rent levels, as tracked by WDSuite, are elevated versus many U.S. areas but are balanced by above-median household incomes in the metro context.
Demographic statistics are aggregated within a 3-mile radius: recent trends show a modest population contraction paired with a projected increase in households and smaller average household size. For investors, this shift can translate into a broader household count and a larger renter pool entering the market over time, which supports occupancy stability and ongoing leasing velocity.
Safety metrics for the neighborhood are mixed relative to peers. Within the Los Angeles metro, the neighborhood s crime rank sits in the lower half (874 of 1,441), while nationally it trends near the middle of the pack. Recent WDSuite indicators show year-over-year declines in both property and violent offense rates, suggesting a favorable directional trend, though performance remains best viewed as improving rather than outperforming.
Nearby employers provide a diversified employment base that supports renter demand and commuting convenience, including auto parts distribution, packaging, telecommunications, defense-related offices, and beverage distribution.
- LKQ auto parts distribution (1.1 miles)
- International Paper packaging & paper (2.6 miles)
- Time Warner Business Class telecommunications (4.0 miles)
- Raytheon Public Safety RTC defense & aerospace offices (4.1 miles)
- Coca-Cola Downey beverage distribution (4.6 miles)
11642 Carmenita Rd offers exposure to a renter-supported pocket of Southeast Los Angeles County where neighborhood occupancy trends are above the metro median and in the top quartile nationally, according to CRE market data from WDSuite. Elevated for-sale home values and a high value-to-income ratio reinforce reliance on multifamily housing, while rent-to-income levels suggest manageable affordability pressure that can support retention and steady leasing.
Built in 1982, the asset is newer than the neighborhood s average vintage, which can enhance competitiveness versus older stock. Investors should still plan for system upgrades and selective renovations typical of 1980s construction to sustain rent positioning and minimize capex surprises. Directional demographic forecasts within a 3-mile radius point to more households despite modest population contraction, implying a broader tenant base over the hold.
- Occupancy above metro median and top quartile nationally supports stability
- High-cost ownership market reinforces multifamily demand and pricing power
- 1982 vintage offers competitive positioning with targeted value-add potential
- 3-mile household growth and smaller household sizes expand the renter pool
- Watchlist: amenity gaps (childcare/pharmacy) and mid-pack safety require active management